How to Calculate Borrowing Power as a Visa Holder in Australia (2026)

Before you start looking at properties, the single most useful thing you can do is understand how much you can actually borrow. For visa holders in Australia, this calculation is more complex than for permanent residents or citizens — not just because of visa restrictions, but because lenders apply additional adjustments that can significantly reduce your borrowing capacity.

This guide explains exactly how lenders calculate borrowing power for temporary visa holders, what reduces it, and how to maximise it.

The core formula lenders use

All Australian lenders use a variation of the same calculation:

Net Income × Adjustment Factors − Existing Commitments = Maximum Repayment

Maximum Repayment ÷ Assessment Rate → Borrowing Capacity

The critical numbers in this formula are the assessment rate and the income adjustment factors — and both are applied differently for visa holders.

Step 1: Start with your gross income

Lenders assess your gross (pre-tax) income, then calculate your net income after tax and other deductions.

Income sources that generally count:

PAYG salary (Australian employment) — 100%
Rental income — typically 80% of gross rent
Overtime and allowances — varies by lender (50–80% for non-guaranteed amounts)
Foreign income — see below

Foreign income: the currency haircut

If you earn income in a foreign currency — whether paid directly from overseas or in a currency pegged to another economy — lenders apply a currency haircut of 20–30% to account for exchange rate risk.

Example:

You earn USD 120,000 gross salary
At AUD/USD 0.65, that converts to approximately AUD 184,615
After a 20% haircut: AUD 147,692 assessed income
After a 30% haircut: AUD 129,231 assessed income

The haircut percentage depends on the lender and the currency. AUD-denominated income faces no haircut; SGD, HKD, and major currencies face 20%; more volatile currencies may face 30% or more.

Step 2: The assessment rate — how lenders stress-test you

Lenders do not assess your ability to repay at the current interest rate. They add a serviceability buffer of 3% above the actual rate (as mandated by APRA).

In May 2026, with variable rates around 5.75–6.00%, lenders assess repayments at approximately 8.75–9.00%.

This is significant. At an assessment rate of 9%, the maximum loan on a given income is substantially lower than what you would actually pay at 5.75%.

Worked example:

At a hypothetical lower assessment rate of 7.00%, a borrower on a $120,000 gross income might qualify for a maximum loan of approximately $675,000. At the current assessment rate of 8.75%, that same income supports a maximum loan of roughly $540,000. During the peak assessment rate period of 2023–24, when rates reached 9.50%, the maximum loan dropped to around $490,000. The improvement from peak assessment rates to current levels has meaningfully increased borrowing capacity for most borrowers.

Step 3: Living expenses — HEM vs. your actual expenses

Lenders use one of two approaches to estimate your living expenses:

HEM (Household Expenditure Measure): A benchmark figure based on your postcode, household size, and income level. The majority of lenders use HEM as a floor.

Actual declared expenses: If your actual expenses exceed HEM, lenders use the higher figure.

Most visa holders are single-income households or dual-income without dependants, which means HEM benchmarks tend to be lower than for families. This can work in your favour.

Tip: Do not artificially inflate your declared expenses. Lenders will use HEM if it is higher, and they benchmark your statements. Accuracy is more important than strategy here.

Step 4: Existing commitments and liabilities

Every existing debt reduces your borrowing capacity.

For credit cards, lenders assume 3% of the credit limit as a monthly repayment, regardless of the actual balance. Car loans and personal loans are counted at their full monthly repayment amount. A HECS/HELP debt reduces your net income, as it is treated as a tax obligation. Any existing mortgage is assessed at the full principal and interest repayment calculated at the buffer rate.

Practical impact: A $10,000 credit card limit reduces your borrowing power by approximately $30,000–$50,000, even if the balance is $0. Cancel unused cards before applying.

Step 5: Visa-specific adjustments

This is where borrowing power calculations for visa holders diverge from the standard model.

LVR limits

Lenders cap how much they will lend as a percentage of the property value. For visa holders:

For a 482 Medium-Term (MLTSSL) visa, the maximum LVR is 90%. A 482 Short-Term (STSOL) visa is capped at 80%. Student visa holders (subclass 500) face a 70% limit, which is the same cap applied to applicants with no Australian visa. If a 482 visa holder applies jointly with an Australian citizen or permanent resident, the maximum LVR rises to 95%.

A lower LVR does not reduce borrowing capacity directly, but it means you need a larger deposit, which affects how much you can buy at a given borrowing capacity.

Lender policies on foreign income and visa status

Some lenders restrict the percentage of foreign income they will assess. Others require that your visa has a minimum remaining validity (typically 12 months). These policy overlays mean your effective borrowing capacity can differ significantly between lenders — sometimes by $100,000 or more on the same income.

Worked example: 482 medium-term visa holder

Profile:

AUD salary: $130,000 gross p.a. (employer-sponsored, paid in AUD)
No dependants
Credit card: $10,000 limit (cancelled prior to application)
No other debts
HECS debt: $25,000

Income assessment:

Gross salary: $130,000
Net after tax: approximately $94,500
HECS repayment deducted: approximately $7,800 p.a. = $650/month
Available net income for servicing: approximately $86,700 p.a. = $7,225/month

Assessment at 9.00%:

Maximum monthly repayment available: $7,225 × 40% (lender threshold) = ~$2,890
Borrowing capacity: approximately $345,000–$395,000 depending on lender

With joint income (Australian citizen partner earning $100,000 gross):

Combined net income approximately $150,000+
Borrowing capacity rises to approximately $700,000–$800,000

How to maximise your borrowing power as a visa holder

Before you apply:

Cancel unused credit cards — even a $5,000 limit costs you $15,000–$25,000 in borrowing capacity
Pay down personal loans — every $100/month in loan repayments reduces borrowing capacity by roughly $10,000–$12,000
Consolidate debts where possible — fewer obligations means a cleaner application
Check your HEM classification — if you have been in Australia for more than 2 years and have tax returns showing reasonable expenses, lenders will have solid data to work with

Visa-specific:

Use AUD income where possible — avoid the 20–30% currency haircut on foreign-currency pay
Apply with the right lender — not all lenders accept all visa types. A broker will match you to lenders with the most favourable policies for your specific visa
Consider a joint application with a citizen/PR partner — the combined income and 95% LVR cap unlocks significantly more borrowing power and property options
Time your application to visa status — the more remaining validity on your visa at time of application, the better. If a renewal is imminent, wait until it is approved

Does it change if I apply for PR soon?

Yes — significantly.

Once you obtain PR, lenders treat you identically to an Australian citizen. This means:

Full income assessed (no currency haircut)
Access to mainstream lender products
LVR up to 95% with LMI
Wider property market access (including established homes)

If you are 6–12 months from PR and your current borrowing capacity is marginal, it may be worth waiting. The improvement in your borrowing power and product options upon PR approval is often substantial.

How a borrowing power assessment works

A proper borrowing power assessment from a broker involves:

Reviewing your visa status and stream
Assessing all income sources (PAYG, rental, foreign currency)
Identifying existing commitments and applying lender policies
Running serviceability calculations across 3–5 lenders simultaneously
Identifying any structuring opportunities (e.g. debt reduction order, credit card cancellations)
Giving you a realistic number — not an optimistic one

The result is not a single number. It is a range — from conservative lenders to more flexible second-tier institutions — so you know the floor and ceiling before you start shopping.

Get a free borrowing power assessment for visa holders →

Last updated: May 2026. Figures are illustrative and based on indicative lender policies. Individual assessments depend on your specific income, visa, liabilities and lender. Speak with a licensed mortgage broker before making property decisions.